R-7395
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CA:RMM:lamr005/hpw
city Council Meeting 03-24-87
Santa Monica, California
RESOLUTION NUMBER 7395(CCS)
(CITY COUNCIL SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AUTHORIZING EXECUTION OF AN EASEMENT
AGREEMENT FOR PROPERTY AT l535 OCEAN AVENUE
WHEREAS, the City desires to encourage restaurants to
provide outdoor dining opportunities when feasible~ and
WHEREAS, Ooean Avenue Properties, owner of the property at
1535 Ooean Avenue, Santa Monioa, California desires to provide
outdoor restaurant seating in conjunction with its remodeling
plan for such property~ and
WHEREAS, in order to provide such outdoor restaurant
seating the use of a portion of the publio right-af-way is
required~ and
WHEREAS, Ocean Avenue Properties desires that the city
grant an easement for the use of the public right-of-way~ and
WHEREAS, the Easement Agreement provides that Ocean Avenue
Properties shall pay a fair and just easement fee for the
duration of suoh easement,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES RESOLVE AS FOLLOWS:
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SECTION l.
The grant of easement to Ocean Avenue
Properties, a California partnership is hereby approved and the
city Manager is authorized to execute an Easement Agreement that
is substantially similar in form to the one attached hereto.
SECTION 2. The City Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
APPROVED AS TO FORM:
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ROBERT M. MYERS
city Attorney
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Adopted and approve
th day of March, 1987.
I hereby certify that
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th~Oing Resolution No. 7395(CCS)
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was duly adopted by the city Council of the city of Santa Monioa
at a meeting thereof held on March 24, 1987 by the following
counoil vote:
Ayes: Counci1members:
Finkel, Jennings, A. Katz, Reed,
Zane and Mayor Conn
Noes: Councilmembers:
None
Abstain: Councilmembers:
None
Absent: Councilmembers:
H. Katz
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ATTEST:
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Reoording Requested By:
The City of Santa Monioa
When Recorded Mail to:
city of Santa Monica
1685 Main Street
Santa Monica, california 9040l
Attention: city Attorney
EASEMENT AGREEMENT
THIS EASEMENT AGREEMENT (this "Agreement") is made as of
this
day of
, 198 , by and between the City
of Santa Monica, California, a municipal corporation organized
and existing under the laws of the State of California and its
Charter (hereinafter the "Grantor"), and Ooean Avenue Properties,
a California partnership (hereinafter the "Grantee").
RECITALS
A. Grantee is the owner of that certain real property
looated at 1535 Ooean Avenue, Santa Monica, California, which
real property is more particularly desoribed in Exhibit "A"
attached hereto (the "Dominant Tenement.,).
B. Grantor is the owner of that certain real property
located adjacent to the Dominant Tenement, which real property is
more particularly described in Exhibit liB" attached hereto (the
"Servient Tenementtl).
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c.
Grantor and Grantee desire to create an easement in,
over and upon the Servient Tenement and to provide for
maintenance and related obligations pertaining to such easement.
NOW, THEREFORE, in consideration of the mutual covenants
herein contained and for other good and valuable consideration,
receipt of which 1s hereby acknowledged, the parties agree as
follows:
l. Grant of Easement. Grantor hereby grants to Grantee
an exclusive easement in, over and upon those portions of the
Servient Tenement described in Exhibit "C" encompassing an area
l2 feet in width to the west by 52 feet in length from the north
to the south (the "Easement Area"), attached hereto and made a
part hereof, to be used only for the following purposes:
(a) An outdoor patio area to be utilized only for
food and beverage services by Grantee and Grantee' s respective
heirs, successors and assigns, and any tenants or subtenants
designated by Grantee who hold or hereafter hold any leasehold
estate in the Dominant Tenement and any tenants, employees,
customers, visitors, licensees or invitees of any of them;
(b)
The
construction,
maintenance,
repair,
replaoement and reconstruction of paving, walls, landscaping,
lighting, awnings and other related improvements approved by
Grantor and generally depicted in Exhibit liD", attached hereto;
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(c)
The installation, maintenanoe,
repair and
replaoement of furniture, fixtures and equipment in connection
with, inoidental to, and relati!d to the serving of food and
beverages.
2. Duration of Easement. The easement contained in this
Agreement shall run with the Dominant Tenement, and shall be
binding on, and enforceable by, Grantee for a period of fifteen
(15) years from the Commenoement Date hereof, unless terminated
sooner as provided herein.
3. Easement Fee. Grantee shall pay to Grantor an easement
fee of Eighty-Three and Thirty-Three One Hundredths Cents
( $ . 8333) per square .foot per lDonth, representing an aggregate
easement fee of $519.98 per month for the 624 square feet in the
Easement area.
Said easement fee is payable in advance on the
first day of each Donth of the term hereof, commencing upon the
date which is thirty (30) days after the date of issuance of a
building permit for the improvell1ents set forth in Exhibi t 0
hereof (hereinafter the "Commenoelnent Daten).
Payment to the
Grantor shall be made to the order of the City of Santa Monica
and made at the office of the Director of Finanoe, city Hall,
1685 Main street, Santa Monica, California 90401.
4. Adjustments to Easement Fee. The monthly easement fee
provided for in Paragraph 3 of this Agreement shall be subject to
annual adjustment in the following manner:
(a) On the first day of the month following the
first one year anniversary of the commencement Date, and upon
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each and every one year anni versary of the Commencement Date
thereafter, during the term hereof ("Adjustment Dates"), the
Consumer Price Index, All Urban Consumers, All Items, Los Angeles
- Long Beach - Anaheim, California (l967 = 100) published by the
Uni ted States Department of Labor, Bureau of Labor statistics
(the "Index") for the month preceding the applicable Adjustment
Date, shall be compared with the Index for the month which is one
year prior to the applioable Adjustment Date (the UBase Index").
(b) In the event the Index as of such Adjustment
Date is higher than the Base Index, the Monthly easement fee
until the next Adjustment Date shall be increased by the amount
derived by multiplying the monthly easement fee for the month
immediately preoeding the applicable Adjustment Date, by a
fraction the numerator of whioh is the Index for the measuring
month immediately prior to the Adjustment Date, and the
denominator of which is the Base Index. In no event shall the
monthly easement fee at any time during the term hereof be less
than the monthly easement fee payable immediately prior to the
Adjustment Date in question, or be adjusted downward from the
monthly easement fee payable upon the Commencement Date, and the
Grantee shall continue to pay the monthly easement fee for the
prior period until the Index is made public. When the Index is
made public, Grantee shall immediately pay to Grantor the
deficienoy in the monthly easement fee due to the time lag, upon
Grantor's submission to Grantee of a statement setting forth the
adj usted monthly easement fee reflecting the inorease in the
Index.
upon adj ustment of the monthly easement fee as herein
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provided, the parties agree to execute a letter agreement
refleoting the new monthly easement fee.
(c) If, in the future, the Index shall be changed
so that the base year differs from 1967 = lOO, the Index shall be
oonverted in accordance with the conversion factor published by
the united states Department of Labor, Bureau of Labor
statistics. In the event the Index is discontinued or revised
during the term hereof, such other governmental Index or
oomputations with which it is replaced shall be used in order to
obtain substantially the same result that would be obtained if
the Index had not been disoontinued or revised. In the event the
Index is not rep1aoed with another governmental Index or
oomputation,
Grantor and Grantee shall accept comparable
statistios on the purchasing power of the consuming dollars
published at the time of said discontinuance by a responsible
financial periodical or reoognized authority.
5. Maintenance and Repairs.
5.1. Grantee's Obligation.
Grantee shall keep in
good order, oondition and repair the Easement Area and every part
thereof,
struotural
and nonstructural,
including,
without
limiting the generality of the foregoing, all fixtures, walls,
foundations, eleotrioal, and lighting facilities within the
Easement Area.
5.2 Surrender. On the last day of the term hereof,
or upon any sooner termination, as provided herein, Grantee shall
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surrender the Easement Area to Grantor in the same condition as
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when received, broom clean, ordinary wear and tear excepted.
Grantee shall remove fixtures, furnishings or other equipment
installed or erected upon the Easement Area, and shall repair, at
Grantee's sole expense any damage to the Easement Area occasioned
by the removal of such fixtures, furnishings and equipment. Such
repair shall inolude but not be limited to the patching and
filling of any holes and repair of structural damage.
5.3 Grantor's Rights. If Grantee fails to perform
Grantee's obligations under this Paragraph 5, Grantor may at its
option, (but shall not be required to do so) enter upon the
Easement Area, after ten (IO) days prior written notice to
Grantee, and put the same in good order , condition and repair,
and the oosts thereof together wi th interest thereon at the
maximum rate then allowable by law shall become due and payable
as an additional easement fee to Grantor together with Grantee's
next easement fee installment; provided, however, that no written
notice need be served upon Grantee where Grantee's failure to
perform under this Paragraph 5 has created a real and present
danger to the pUblic's health and safety.
Grantor shall also
have the right to exercise any other remedies, at law or in
equity, including but not limited to termination of the easement
upon Grantee's default hereunder.
6. Insurance and Indemnity.
6.1. Liability
Insurance.
Grantee
shall,
at
Grantee's sole expense obtain and keep in force during the term
of this Agreement a oomprehensive general liability insurance
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policy,
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insuring Grantor and Grantee
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against
any
liability
arising out of the ownership, use, oocupancy or maintenance of
the Easement Area. Such insurance shall be a Combined Single
Limit Polioy for bodily injury and property damage in an amount
not less than One Million Dollars ($1,000,000.00) per occurrence.
The policy shall oontain cross liability endorsements and shall
insure performance by Grantee of the indemnity provisions of this
Paragraph.
The limits of said insurance shall not, however,
limit the liability of Grantee hereunder. If Grantee shall fail
to procure and maintain said insurance, Grantor may, but has no
obligation to do so, procure and maintain the same, but at the
expense of Grantee.
6.2 Workerfs Compensation Insurance. All employees
of Consultant shall be included under a polioy of worker's
compensation in an amount and with coverage to satisfy all
requirements of the California Labor Code.
6.3
:;rnsurance
Policies.
Insurance
required
hereunder shall be in companies holding a uGeneral Polioyholders
RatingU of A or better as set forth in the most current issue of
UBest.s Insurance Guiden.
Grantee shall deliver to Grantor
copies of polioies of such insurance or certifioates evidencing
the existence and amounts of such insurance with loss payable
olauses satisfactory to Grantor. No suoh polioy shall be subject
to cancellation or reduction of coverage or other modifioations
exoept after thirty (30) days prior written notice to Grantor.
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6.4 Waiver of Subroaation. Grantee agrees that in
the event of loss due to any perils for which it has agreed to
provide insuranoe, that Grantee shall look solely to its
insurance for recovery. Grantee hereby grants to City, on behalf
of any insurer providing such insurance to Grantee a waiver of
any right of subrogation whioh any such insurer of Grantee may
acquire against Grantor by virtue of the payment of any loss
under such insurance.
6.5 Additional Insured. Grantor, its City Council,
boards and commissions, officers, agents, servants, and employees
shall be named as an additional insured under the policy of
comprehensive general liability insurance required by seotion 6.1
of this Agreement. The naming of an additional insured shall not
affect any recovery to which such additional insured would be
entitled under this policy if not named as suoh additional
insured; and an additional insured named herein shall not be held
liable for any premium or expense of any nature on such policy or
any extension thereof. Any other insurance held by Grantor shall
not be required to contribute anything toward any loss or expense
covered by Grantee's insurance required by this Section 6.
6.6 No Limitations on Indemnification Obliaation.
The procuring of any polioy of insurance by Grantee shall not be
construed to be a limitation on Grantee's liability or as full
performance on its part of Grantee's obligation to indemnify
Grantor pursuant to Section 6.7 of this Agreement.
Grantee's
obligations being, notwithstanding such policies of insurance,
for the full and total amount of any inj ury or loss caused by
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Grantee's negligence or omissions, or attributable to Grantee's
operations under this Agreement.
6.7 Indemnity. Grantee shall indemnify, defend and
hold harmless Grantor from and against any and all olaims arising
from Grantee's use of the Easement Area or from the conduot of
Grantee's business and from any aotivity, work or things done,
permitted or suffered by Grantee in, upon, or about the Easement
Area or elsewhere and shall further indemnify and hold harmless
Grantor from and against any and all olaims arising from any
breach or default in the performance of any obligation on
Grantee's part to be performed under the terms of this Agreement,
or arising from any willful misconduct or negligence of the
Grantee, or of any of Grantee's agents, contraotors or employees,
and from and against all costs, attorneys' fees, expenses and
liabilities incurred in the defense of any such claims or any
action or proceeding brought thereon.
In case any action or
proceeding be brought against Grantor by reason of any such
claim, Grantee upon notioe from Grantor shall defend the same at
Grantee's expense by counsel satisfactory to Grantor. Grantee,
as a material part of the oonsideration to Grantor, hereby
assumes all risks of damage to property or injury to persons, in,
upon or about the Easement Area arising from any oause and
Grantee hereby waives all claims with respect thereof against
Grantor.
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7. Termination or Interruption in Use of Easement.
7.1 Grantor may terminate the easement granted
hereunder in order to provide for a public purpose, upon one (1)
year prior written notice to Grantee of suoh termination.
In the event that Grantee's right to use the Easement
Area is terminated by City pursuant to this section 7.l, Grantee
shall be allowed to remodel the interior of Grantee's restaurant
building to provide for a maximum total seating capacity of 79
seats which is equivalent to the maximum seating allowed prior to
the execution of this Agreement without requiring Grantee to
provide additional parking.
Any such remodeling shall be in
compliance with all applicable health, safety and building code
requirements and regulations.
7.2. Suspension or Interruption in Use of Easement
Area; Abatement of Easement Fee.
Grantor may suspend or
interrupt Grantee's use of the Easement Area or a portion thereof
in order to provide for the public health, safety or welfare, and
for purposes of performing any work, including but not limited to
oonstruction, maintenance or repair of streets, utility lines and
pipes.
In the event Grantee's use of the Easement area or a
portion thereof, is suspended or interrupted by Grantor as
described herein, the Easement Fee payable by Grantee shall be
abated in proportion to the degree to which Grantee's use of the
Easement Area is impaired during such interruption or suspension
of use. Except for such abatement of the easement fee, Grantee
shall have no claim against Grantor for any damage suffered by
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reason of the suspension or interruption in use of the Easement
Area.
7.3 Default. The occurrence of anyone or more of
the following events shall constitute a material default and
breach of this Agreement by Grantee:
(a) The abandonment of the Easement Area by
Grantee;
(b) The failure by Grantee to make any payment
of the monthly easement fee or any other payment
required to be made by Grantee hereunder, as and when
due, where such failure shall continue for a period
of three (3) days after written notioe thereof from
Grantor to Grantee;
(c) The failure by Grantee to observe and
perform any
of the
oovenants,
conditions
or
provisions of this Agreement to be observed or
performed by Grantee, other than described in
paragraph (b) above, where suoh failure shall
oontinue for a period of thirty (30) days after
written notice hereof from Grantor to Grantee;
provided, however, that if the nature of Grantee's
default is suoh that more than thirty PO) days is
reasonably required for its oure, then Grantee shall
not be deemed to be in default if Grantee commenced
suoh cure within said thirty (30) day period and
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diligently
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pursues such
cure
to
completion.
7.4
Remedies.
In the event of any such material
default or breach by Grantee, Grantor may at any time thereafter,
wi th or wi thout further notice or demand and without limi ting
Grantor in the exercise of any right or remedy which Grantor may
have by reason of such default or breach:
(a)
Give
Grantee
written
notice
("Termination Notice") that the easement
granted by this Agreement is terminated.
The Termination Notice shall refer to this
Agreement and state that the easement herein
oreated is terminated and of no further
force or effect.
As of the date of
recordation of the Termination Notioe in the
office of the Los Angeles County Recorder,
the easement shall terminate, and no person,
firm or entity shall have any right to the
use and enjoYment thereof;
(b) Perform or cause to be performed such
unfulfilled obligations of Grantee and be
reimbursed by Grantee for the oost thereof
within thirty (30) days after delivery to
Grantee of written receipts reflecting the
costs and evidencing fulfillment of such
obligations.
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Laws and Ordinances.
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Grantee shall oonduct its
business in accordance with all the laws, ordinances, rules and
regulations applioable to such business, as from time to time
shall be adopted, and Grantee shall not use the Easement Area nor
any part thereof, nor permit them to be used for any purpose
other than those specixied in this Agreement.
9. Permits and Licenses. Grantee shall be required to
obtain any and all building permi ts that may be required in
oonnection with the construction of any improvements to the
Easement Area.
10. Relationship of Parties. It is understood that the
oontractual relationship between Grantor and Grantee is such that
the Grantee is an independent contractor and not the agent of the
Grantor.
1l. Attorneys' Fees and Costs. If legal action by either
party is brought because of breach OI the Agreement or to enforce
a provision of this Agreement, the prevailing party shall be
enti tIed to reasonable attorneys' fees and court oosts.
Such
fees and costs shall be payable regardless of whether said action
is prosecuted to final judgment.
12. Notices. All written notices and demands of any kind
which either party may be required or ~ay desire to serve on the
other in connection wi th the Agreement may be served as an
alternative to personal service by registered or certified mail.
Any such notice or demands served by registered or certified mail
shall be deposited in the United states mail, with postage
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thereon fully prepaid, addressed to the party so to be served and
delivered to the party if not by personal service, as follows:
To Grantee:
To Grantor:
with a Copy to:
Ocean Avenue Properties
c/o Philippe Chicha, General Partner
1365 Midvale Avenue
Los Angeles, California 90024
City Manager
city of Santa Monica
l685 Main street
Santa Monica, California 90401
City Attorney
city of Santa Monioa
1685 Main street
Santa Monioa, California 9040l
servioe of any such notioe or demand so made by mail shall be
deemed complete on the date of actual delivery as shown by the
addressee's registered or certified reoeipt or upon the
expiration of the second day after the date of mailing, whichever
is earlier in time. Any party hereto may, from time to time by
notice in writing served upon the other party as aforesaid,
designate a different mailing address or a different person to
whom all such notices or demands are thereafter to be addressed.
13.
Assignment.
This Agreement shall not be severable
from Grantee's interest in the Dominant Tenement. Any transfer
for the Dominant Tenement shall automatically operate to transfer
the benefits and burdens of this Agreement. Property owner may
freely sell, transfer, exchange or otherwise dispose of its
interest in the Dominant Tenement or the proj ect wi thout the
consent of Grantor.
14. Waivers. waiver by any party hereto of any breach of
any term, covenant, or condition contained herein shall not be
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deemed to be a waiver of any subsequent breach of the same or any
other term, oovenant or oondi tion contained herein whether of
the same or different oharacter.
15. Governing Law. This Agreement shall be governed by
and construed in aocordance with the laws of the state of
California.
16. Nondiscrimination. Neither Grantee nor any tenant or
subtenant of the Easement Area shall discriminate because of sex,
race, color, religion, anoestry or national origin against any
person by refusing to furnish such person any service or
privilege offered to or enjoyed hy the general public.
17.
Taxes.
This Agreement may create a possessory
interest in public property which is subject to taxation. In the
event such interest is created, Grantee shall pay any and all
taxes levied on such interest.
Grantee shall pay any and all taxes upon personal property
and improvements belonging to Grantee and upon its possessory
interests, if any, and Grantee or its tenants or subtenants shall
pay all sales, use and other taxes levied against the operation
of any business conduoted in the Dominant Tenement.
18. Incorporation of Exhibits. Exhibits nA", "B", "C",
and "0" attached to this Agreement are hereby incorporated as if
fully set forth herein.
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Recording of Easement.
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The parties hereto shall
oause this Agreement to be reoorded in the offioial records of
the County of Los Angeles.
20. Character of Easement. The easement granted herein
is appurtenant to the Dominant Tenement.
IN WITNESS WHEREOF, this Agreement has been executed by the
parties as of the date herein first above written in the city of
Santa Monica.
GRANTOR:
CITY OF SANTA MONICA
By:
JOHN JALILI, city Manager
APPROVED AS TO FORM:
ROBERT M. MYERS, City Attorney
GRANTEE: OCEAN AVENUE PROPERTIES,
A California Partnership
PHILLIPE CHICHA, General Partner
GARY FREEDMAN, General Partner
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LEGAL DESCRIPTION OF DOMINANT TENEMENT
EXHIBIT IIA"
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LEGAL DESCRIPTION:
Lot ~R" of Block 198, Town of Santa Monica, in
the City of Santa Monica, In the county 01 lJOS Angeles, ~1.au:: UJ.
Ca.l1fornia, as per map recorded in Book 39 Page 45 et seq., of
MIscellaneous Records, and in Book 3 Pages 80 and 81 of
MIscellaneous Records, in the Office of the County Recorder of
said County.
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LEGAL DESCRIPTION OF SERVIENT TENEMENT
EXHIBIT TlB"
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EXHIBIT "B"
LEGAL DESCRIPTION OF SERVIENT TENEMENT
Legal description of the sidewalk and curb area over a portion of
Ocean Avenue adjoining Lots Q and R, Block 198, Town of Santa
Monica, in the City of Santa Monlca, County of Los Angeles, State
of California as per map recorded in Book 39, Page 45 et seq,. of
Miscellaneous Records in the Office of the County Recorder of
said County, more particularly described as follows:
Beginning at the most westerly corner of said Lot R; thence along
the Southwesterly line of Lot R, South 440 091 30" East 50.00
feet to the most Southerly corner of Lot R. Thence South 450 50'
45" West to a point 24.00 teet from the most Southerly corner of
Lot R. Thence North 440 09' 30" West 50.00 feet along a line
parallel with the Southwesterly line of Lot R to a point that
bears South 450 50' 45" West 24.00 feet from the point of
beginning. Thence North 450 50' 45" East 24.00 to the point of
beginning.
Said parcel of land contains an area of 1,200.00 square feet,
more or less.
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LEGAL DESCRIPTION OF EASEMENT AREA
EXHmIT tleT!
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EXHIBIT "c"
LEGAL DESCRIPTION OF EASEMENT AREA
Legal Description of the easement areas over a portion of Ocean
Avenue adjoining Lots Q and R, Block 198 of Santa Monica, in the
City of Santa Monica, County of Los Angeles, State of California
as per Map recorded in Book 39 page 45 et seg., of Miscellaneous
Records and in Book 3 Pages 80 and 81 of Miscellaneous Records in
the Office of the County Recorder of said county, more
particularly described as follows:
A portion of Ocean Avenue adj acent to said Lot R, beginning at
the most southerly corner of said Lot R ~ thence along said
Southwesterly line Lot R, North 44 degrees 09' 30" West 52.00
feet; thence at right angles South 45 degrees 50' 30" West 12.00
feet to a line parallel with and lying Southwesterly measured at
right angles to aforementioned Southwesterly line of Lot R.
Thence South 44 degrees 09' 30" East 52.00 feet~ thence North 45
degrees 50' 30n East 12.00 to the point of beginning, containing
an area of 624 square feet, more or less.
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Exhibit D
Description of Improvements. Improvements shall consist of a
sandblasted concrete planter approximately 29" in height along
the easement perimeter, surmounted by a clear glass windscreen to
a total height of approximately 8', topped by a charcoal grey
canvas awning. Also included are necessary steel canopy and glass
frame supports in a warm grey color, small, low growing
landscaping materials and approved signage and lighting. All
improvements to be accordance with those approved by the City's
Architectural Review Board.
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